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Permit Review Detail

Permit Number: TC-COM-0525-01018
Parcel: 11619131A

Review Status: Requires Resubmit

Review Details: COMMERCIAL REVIEW - FULL v.1

Permit Number - TC-COM-0525-01018
Review Name: COMMERCIAL REVIEW - FULL v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
06/02/2025 Outdoor Lighting Standard APPROVED
06/10/2025 Water - PDSD Standard APPROVED
06/27/2025 Bldg Permits - Post Review Express PENDING ASSIGNMENT
06/26/2025 Commercial Building Standard REQUIRES RESUBMIT June 17, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: CONGRESS STREET APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01018
Stantec Project Number: 185215066
Stantec File Number: TUC-25-061

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions, and concerns before permit approval.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-A 32,812 170 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 13).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. The walls separating the dwelling units from one another are “orange”. However this color does not show up on the life safety lagend. Please coordinate.

3. Lobby 100 (both north and south) is a continuation of the corridor and needs to be separated from the remainder of the building as a corridor with 1-hour fire partitions (2018 IBC Sec. 708) and a 1-hour horizontal assembly (2018 IBC Sec. 711). Office 126, Restroom 127, and C-Store 128, and Parcel 125 all need to be separated from the corridor per 2018 IBC Sec. 1020.6. Doors 125, 126, 127, and 128 all need to be 20 minute doors; currently Doors 125, 127, and 128 are shown as 20-minute doors while Door 126 is not shown as a fire rated door. The windows at Office 126 and S-Store 128 need to be 20-minute fire-rated assemblies per 2018 IBC Table 716.1(3).

4. Why is the south exterior wall of the west wing a fire rated exterior wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify, reference 2018 IBC Table 602. Also, why is the exterior wall of Stair 122 a fire-rated assembly? Fire barriers are required to separate an interior exit stair from the remainder of the building, and unless an exterior stair wall has a fire separation distance issue there is no requirement that this exterior door be rated.

5. Why are Doors 100A and 100B 20-minute fire rated assemblies? These doors are not within fire rated exterior walls, so why fire-rate the doors? Also, why is Door 122B a fire rated door? The exterior wall is not required to be fire rated.

6. Why are Doors 100C and 100D 90-minute fire-rated assemblies? The walls they are in are not shown as fire rated. Stair 129 exits into a “exit court”, which at 10 feet wide and open to the sky does not need to be fire rated per 2018 IBC Sec. 1028.4, however a portion of this exterior area is not open to the sky and is narrower than 10 feet wide and cannot be considered an exit court. Now Stair 129 exits the building, but this exit does not constitute exit discharge because the area outside of this door is covered. The walls of this “covered area” need to be 2-hour fire rated exterior walls to match the fire rating of the stairs, and Doors 100C, 100D, and129B need to be 90 minute doors. The floor ceiling of this area also needs to be a horizontal assembly having a 2-hour fire-resistance. {This area functions almost like an exit passageway, maintaining the same level of protection from the interior exit stairs until the exit court has been reached.}

Sheet A2.2

1. Provide detail(s) of the ladder providing roof access showing compliance with 2018 IMC Sec. 306.5.

Sheets A2.3 and A2.4

1. On Sheet A2.3, Elevations F and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1.

2. Please show the location of blocking for the vertical garb bar required in the transfer shower per ICC/ANSI A117.1-2009 Sec. 608.3.1.2.

3. Type A Dwelling Unit General Notes, specifically Note 4, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to the Type A Dwelling Unit General Notes.

Sheet A4.0

1. Guards are required at the roof where the access hatch and or equipment is within 10 feet of the roof edge per 2018 IBC Sec. 1015.6; please show how fall protection has been addressed.

Sheet A4.1

1. Per Detail 8, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,425 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 75.6 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. The fire partitions forming the corridors or dwelling unit separation walls do not extend to the bottom of the floor or roof deck, so do they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4? The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8.0

1. On the first floor there appears to be reduced vertical clearance at the exterior stairs that has not been addressed. If the vertical clearance in the exterior stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail R004 occur? Does this project have a basement?

Sheet A9.0

1. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 59 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M402 is a 3.5 x 11.875 glue laminated beam, however we have no way of checking this member against the plans without a key plan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 115 and 116 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequate to address the loads. Please clarify.

MECHANICAL COMMENTS

Sheet M2.3

1. What is the designation of the fan coil unit in the corridor: it is currently unmarked.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, E2.2, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however, how is grounding being achieved for this pole?}
 
Sheet E2.2

1. Additional directional exit signs need to be provided in the corridor adjacent to Stair 229/329.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/26/2025 Commercial Electrical Standard REQUIRES RESUBMIT June 17, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: CONGRESS STREET APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01018
Stantec Project Number: 185215066
Stantec File Number: TUC-25-061

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions, and concerns before permit approval.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-A 32,812 170 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 13).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. The walls separating the dwelling units from one another are “orange”. However this color does not show up on the life safety lagend. Please coordinate.

3. Lobby 100 (both north and south) is a continuation of the corridor and needs to be separated from the remainder of the building as a corridor with 1-hour fire partitions (2018 IBC Sec. 708) and a 1-hour horizontal assembly (2018 IBC Sec. 711). Office 126, Restroom 127, and C-Store 128, and Parcel 125 all need to be separated from the corridor per 2018 IBC Sec. 1020.6. Doors 125, 126, 127, and 128 all need to be 20 minute doors; currently Doors 125, 127, and 128 are shown as 20-minute doors while Door 126 is not shown as a fire rated door. The windows at Office 126 and S-Store 128 need to be 20-minute fire-rated assemblies per 2018 IBC Table 716.1(3).

4. Why is the south exterior wall of the west wing a fire rated exterior wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify, reference 2018 IBC Table 602. Also, why is the exterior wall of Stair 122 a fire-rated assembly? Fire barriers are required to separate an interior exit stair from the remainder of the building, and unless an exterior stair wall has a fire separation distance issue there is no requirement that this exterior door be rated.

5. Why are Doors 100A and 100B 20-minute fire rated assemblies? These doors are not within fire rated exterior walls, so why fire-rate the doors? Also, why is Door 122B a fire rated door? The exterior wall is not required to be fire rated.

6. Why are Doors 100C and 100D 90-minute fire-rated assemblies? The walls they are in are not shown as fire rated. Stair 129 exits into a “exit court”, which at 10 feet wide and open to the sky does not need to be fire rated per 2018 IBC Sec. 1028.4, however a portion of this exterior area is not open to the sky and is narrower than 10 feet wide and cannot be considered an exit court. Now Stair 129 exits the building, but this exit does not constitute exit discharge because the area outside of this door is covered. The walls of this “covered area” need to be 2-hour fire rated exterior walls to match the fire rating of the stairs, and Doors 100C, 100D, and129B need to be 90 minute doors. The floor ceiling of this area also needs to be a horizontal assembly having a 2-hour fire-resistance. {This area functions almost like an exit passageway, maintaining the same level of protection from the interior exit stairs until the exit court has been reached.}

Sheet A2.2

1. Provide detail(s) of the ladder providing roof access showing compliance with 2018 IMC Sec. 306.5.

Sheets A2.3 and A2.4

1. On Sheet A2.3, Elevations F and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1.

2. Please show the location of blocking for the vertical garb bar required in the transfer shower per ICC/ANSI A117.1-2009 Sec. 608.3.1.2.

3. Type A Dwelling Unit General Notes, specifically Note 4, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to the Type A Dwelling Unit General Notes.

Sheet A4.0

1. Guards are required at the roof where the access hatch and or equipment is within 10 feet of the roof edge per 2018 IBC Sec. 1015.6; please show how fall protection has been addressed.

Sheet A4.1

1. Per Detail 8, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,425 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 75.6 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. The fire partitions forming the corridors or dwelling unit separation walls do not extend to the bottom of the floor or roof deck, so do they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4? The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8.0

1. On the first floor there appears to be reduced vertical clearance at the exterior stairs that has not been addressed. If the vertical clearance in the exterior stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail R004 occur? Does this project have a basement?

Sheet A9.0

1. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 59 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M402 is a 3.5 x 11.875 glue laminated beam, however we have no way of checking this member against the plans without a key plan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 115 and 116 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequate to address the loads. Please clarify.

MECHANICAL COMMENTS

Sheet M2.3

1. What is the designation of the fan coil unit in the corridor: it is currently unmarked.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, E2.2, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however, how is grounding being achieved for this pole?}
 
Sheet E2.2

1. Additional directional exit signs need to be provided in the corridor adjacent to Stair 229/329.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/26/2025 Commercial Mechanical Standard REQUIRES RESUBMIT June 17, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: CONGRESS STREET APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01018
Stantec Project Number: 185215066
Stantec File Number: TUC-25-061

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions, and concerns before permit approval.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-A 32,812 170 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 13).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. The walls separating the dwelling units from one another are “orange”. However this color does not show up on the life safety lagend. Please coordinate.

3. Lobby 100 (both north and south) is a continuation of the corridor and needs to be separated from the remainder of the building as a corridor with 1-hour fire partitions (2018 IBC Sec. 708) and a 1-hour horizontal assembly (2018 IBC Sec. 711). Office 126, Restroom 127, and C-Store 128, and Parcel 125 all need to be separated from the corridor per 2018 IBC Sec. 1020.6. Doors 125, 126, 127, and 128 all need to be 20 minute doors; currently Doors 125, 127, and 128 are shown as 20-minute doors while Door 126 is not shown as a fire rated door. The windows at Office 126 and S-Store 128 need to be 20-minute fire-rated assemblies per 2018 IBC Table 716.1(3).

4. Why is the south exterior wall of the west wing a fire rated exterior wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify, reference 2018 IBC Table 602. Also, why is the exterior wall of Stair 122 a fire-rated assembly? Fire barriers are required to separate an interior exit stair from the remainder of the building, and unless an exterior stair wall has a fire separation distance issue there is no requirement that this exterior door be rated.

5. Why are Doors 100A and 100B 20-minute fire rated assemblies? These doors are not within fire rated exterior walls, so why fire-rate the doors? Also, why is Door 122B a fire rated door? The exterior wall is not required to be fire rated.

6. Why are Doors 100C and 100D 90-minute fire-rated assemblies? The walls they are in are not shown as fire rated. Stair 129 exits into a “exit court”, which at 10 feet wide and open to the sky does not need to be fire rated per 2018 IBC Sec. 1028.4, however a portion of this exterior area is not open to the sky and is narrower than 10 feet wide and cannot be considered an exit court. Now Stair 129 exits the building, but this exit does not constitute exit discharge because the area outside of this door is covered. The walls of this “covered area” need to be 2-hour fire rated exterior walls to match the fire rating of the stairs, and Doors 100C, 100D, and129B need to be 90 minute doors. The floor ceiling of this area also needs to be a horizontal assembly having a 2-hour fire-resistance. {This area functions almost like an exit passageway, maintaining the same level of protection from the interior exit stairs until the exit court has been reached.}

Sheet A2.2

1. Provide detail(s) of the ladder providing roof access showing compliance with 2018 IMC Sec. 306.5.

Sheets A2.3 and A2.4

1. On Sheet A2.3, Elevations F and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1.

2. Please show the location of blocking for the vertical garb bar required in the transfer shower per ICC/ANSI A117.1-2009 Sec. 608.3.1.2.

3. Type A Dwelling Unit General Notes, specifically Note 4, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to the Type A Dwelling Unit General Notes.

Sheet A4.0

1. Guards are required at the roof where the access hatch and or equipment is within 10 feet of the roof edge per 2018 IBC Sec. 1015.6; please show how fall protection has been addressed.

Sheet A4.1

1. Per Detail 8, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,425 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 75.6 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. The fire partitions forming the corridors or dwelling unit separation walls do not extend to the bottom of the floor or roof deck, so do they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4? The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8.0

1. On the first floor there appears to be reduced vertical clearance at the exterior stairs that has not been addressed. If the vertical clearance in the exterior stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail R004 occur? Does this project have a basement?

Sheet A9.0

1. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 59 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M402 is a 3.5 x 11.875 glue laminated beam, however we have no way of checking this member against the plans without a key plan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 115 and 116 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequate to address the loads. Please clarify.

MECHANICAL COMMENTS

Sheet M2.3

1. What is the designation of the fan coil unit in the corridor: it is currently unmarked.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, E2.2, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however, how is grounding being achieved for this pole?}
 
Sheet E2.2

1. Additional directional exit signs need to be provided in the corridor adjacent to Stair 229/329.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/26/2025 Commercial Plumbing Standard REQUIRES RESUBMIT June 17, 2025
1st Review

Lizard Rock Designs
Attn: Carina Eichorst
1640 E. River Road, Suite 206
Tucson Arizona 85718

Re: CONGRESS STREET APARTMENTS
NEW BUILDING

City of Tucson Permit Number: TC-COM-0525-01018
Stantec Project Number: 185215066
Stantec File Number: TUC-25-061

Plan review for the project referenced above has been completed. This letter reflects comments to be addressed. PLEASE send all responses to comments back to the City through the permit portal! Responses sent directly to Stantec will be ignored. Also, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Please cloud and delta all changes and provide a letter with a written response to each of the comments indicating the action taken.

The scope of this review covers the architectural, structural, plumbing, mechanical, and electrical designs as they relate to the codes adopted by the jurisdiction. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions, and concerns before permit approval.

Occupancy
Group Construction
Type Area
(Square feet) Occupant
Load Automatic
Fire Sprinklers Fire
Alarms
R-2 V-A 32,812 170 Yes Yes
B
S-2
Separate Permits: Automatic fire sprinklers and fire alarm.
Deferred Submittals: Wood trusses.
Special Inspections: Earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements.

ARCHITECTURAL COMMENTS

Sheet G1.0

1. Please update the Index of Drawings to reflect the sheets provided in the set. Currently, only 1 of the 6 civil sheets shown in the index is in the set of plans (i.e. labeled Sheet 5 of 13).

2. Please indicate on this sheet that the automatic fire sprinkler system [2018 IBC Sec. 903] and fire alarm system [2018 IBC Sec. 907] are to be provided as part of this project and are to be submitted as a separate permit (not a deferred submittal).

3. The plans indicate that wood trusses will be provided as part of deferred submittal. Either provide the documents now or list on this sheet as a deferred submittal and include the following notes:

PER IBC Section 107.3.4
<Name of Registrant>, the registered design professional in charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.

PER IBC Section 107.3.4.1
Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building.

4. Note on this sheet that special inspection is required for earthwork, concrete, epoxy and expansion anchors, and fabricated systems and elements. Also, provide City of Tucson special inspection certificate(s) with Parts A and B completed. Make sure that the owner or their legal representative signs the form.

Sheet G1.1

1. Technically, the walls forming the corridors and the walls separating the dwelling units from other spaces are fire partitions meeting the requirements of 2018 IBC Sec. 708, and the walls separating the stairs from the rest of the building are fire barriers meeting 2018 IBC Sec. 707. Please correct the terms found in the life safety legend.

2. The walls separating the dwelling units from one another are “orange”. However this color does not show up on the life safety lagend. Please coordinate.

3. Lobby 100 (both north and south) is a continuation of the corridor and needs to be separated from the remainder of the building as a corridor with 1-hour fire partitions (2018 IBC Sec. 708) and a 1-hour horizontal assembly (2018 IBC Sec. 711). Office 126, Restroom 127, and C-Store 128, and Parcel 125 all need to be separated from the corridor per 2018 IBC Sec. 1020.6. Doors 125, 126, 127, and 128 all need to be 20 minute doors; currently Doors 125, 127, and 128 are shown as 20-minute doors while Door 126 is not shown as a fire rated door. The windows at Office 126 and S-Store 128 need to be 20-minute fire-rated assemblies per 2018 IBC Table 716.1(3).

4. Why is the south exterior wall of the west wing a fire rated exterior wall? There doesn’t appear to be a fire separation distance issue being that the distance from the wall to the centerline of the street is well over 30 feet. Please clarify, reference 2018 IBC Table 602. Also, why is the exterior wall of Stair 122 a fire-rated assembly? Fire barriers are required to separate an interior exit stair from the remainder of the building, and unless an exterior stair wall has a fire separation distance issue there is no requirement that this exterior door be rated.

5. Why are Doors 100A and 100B 20-minute fire rated assemblies? These doors are not within fire rated exterior walls, so why fire-rate the doors? Also, why is Door 122B a fire rated door? The exterior wall is not required to be fire rated.

6. Why are Doors 100C and 100D 90-minute fire-rated assemblies? The walls they are in are not shown as fire rated. Stair 129 exits into a “exit court”, which at 10 feet wide and open to the sky does not need to be fire rated per 2018 IBC Sec. 1028.4, however a portion of this exterior area is not open to the sky and is narrower than 10 feet wide and cannot be considered an exit court. Now Stair 129 exits the building, but this exit does not constitute exit discharge because the area outside of this door is covered. The walls of this “covered area” need to be 2-hour fire rated exterior walls to match the fire rating of the stairs, and Doors 100C, 100D, and129B need to be 90 minute doors. The floor ceiling of this area also needs to be a horizontal assembly having a 2-hour fire-resistance. {This area functions almost like an exit passageway, maintaining the same level of protection from the interior exit stairs until the exit court has been reached.}

Sheet A2.2

1. Provide detail(s) of the ladder providing roof access showing compliance with 2018 IMC Sec. 306.5.

Sheets A2.3 and A2.4

1. On Sheet A2.3, Elevations F and G show blocking for future grab bars for the shower at these Type A units, however blocking has not been shown for the future shower seat per ICC/ANSI A117.1-2009 Sec. 1003.11.1.

2. Please show the location of blocking for the vertical garb bar required in the transfer shower per ICC/ANSI A117.1-2009 Sec. 608.3.1.2.

3. Type A Dwelling Unit General Notes, specifically Note 4, should also include that the flooring is to continue under the removable cabinets and the walls behind the removable cabinets are to be finished per ICC/ANSI A117.1-2009 Sec. 1003.11.2.2. The same comment applies to the Type A Dwelling Unit General Notes.

Sheet A4.0

1. Guards are required at the roof where the access hatch and or equipment is within 10 feet of the roof edge per 2018 IBC Sec. 1015.6; please show how fall protection has been addressed.

Sheet A4.1

1. Per Detail 8, the height of the scupper opening is slightly less than 6”. What is the width of the scupper opening? What are the cross sectional dimensions of the downspout? The largest roof area served by a scupper is 2,425 square feet. With a 100-year hourly rainfall rate of 3” per 2018 IPC Fig. 1106.1, the worst case roof scupper needs to accommodate 75.6 gallons per minute. The scupper opening height shall be not less than 4” (you have 6”), and the width shall be equal to or greater than the circumference of the storm drainpipe size. Per 2018 IBC Table 1106.2, assuming a 1/8” per foot scupper slope, the width of the scupper needs to be equal to or greater than the circumference of a 4” diameter storm drainpipe (i.e. 12.57” wide). Clarify on the plans.

2. Overflow scuppers are required per 2018 IPC Sec. 1108. The overflow scuppers need to be a separate penetration through the parapet, need to have a weir that is 2” above the weir of the primary scuppers, and need to be sized to carry the same volume as the primary scuppers.

Sheet A6.0

1. The fire partitions forming the corridors or dwelling unit separation walls do not extend to the bottom of the floor or roof deck, so do they stop at the bottom of the membrane of a fire-rated floor/ceiling or roof/ceiling assembly per 2018 IBC Sec. 708.4? The tops of these walls need to be detailed so that proper continuity can be determined. Further, how is 2018 IBC Sec.708.4.2 being addressed specifically regarding draftstops; again the detailing of the tops of these walls will determine compliance.

Sheet 8.0

1. On the first floor there appears to be reduced vertical clearance at the exterior stairs that has not been addressed. If the vertical clearance in the exterior stairs is reduced to less than 80” then a rail or barrier is required with the leading edge located 27” maximum above the floor per ICC/ANSI A117.1-2009 Sec. 307.4.

Sheet 8.1

1. Where does Detail R004 occur? Does this project have a basement?

Sheet A9.0

1. The dwelling unit mechanical systems do not provide outside air for the dwelling units, and the amount of natural ventilation appears to be inadequate. Per 2018 IMC Sec. 402.2 the minimum outdoor opening area needs to be 4% of the floor area. As an example, Studios A and B have an area of 312 s.f. each per Sheet G1.0, requiring 12.48 s.f. of outdoor opening. According to the window schedule legend on Sheet A9.0, Window 1 has an opening far less than this amount.

STRUCTURAL COMMENTS

General

1. The structural calculations contain approximately 59 pages of RISA data sheets, however without a key plan it’s difficult to align this data with the member sizes on the plans. As an example, Page 49 indicates that member M402 is a 3.5 x 11.875 glue laminated beam, however we have no way of checking this member against the plans without a key plan.

2. Sheet E1.1 shows two 12’ light poles (Fixture “P1”) on the site plan, and Pages 115 and 116 of the structural calculations have a footing detail for a 25’ light pole, however the plans do not contain a detail for a light pole footing. Please coordinate.

Sheet S1.5

1. The shear wall schedule on the plans presents 6 shear walls but does not present the structural capacity of each shear wall. The structural calculations present a wind load report but doesn’t translate the results into which shear walls are adequate to address the loads. Please clarify.

MECHANICAL COMMENTS

Sheet M2.3

1. What is the designation of the fan coil unit in the corridor: it is currently unmarked.

PLUMBING COMMENTS

There are no comments.

ELECTRICAL COMMENTS

General

1. On Sheets E0.1, E1.1, E2.1, E2.2, and E5.1 there is a problem with the CAD font definitions on many of the note titles, drawing titles, and sheet titles; they are not legible.

Sheet E1.1

1. There is no structural or electrical detail Fixture “P1”; the 12’ tall light poles. Please coordinate. {A comment has been made under the structural review regarding the footing, however, how is grounding being achieved for this pole?}
 
Sheet E2.2

1. Additional directional exit signs need to be provided in the corridor adjacent to Stair 229/329.

2. The corridors appear to be missing means of egress illumination as required by 2018 IBC Sec. 1108.3.1. Please provide.


Should you have any questions regarding the plan review comments, please contact the plan reviewer listed for the appropriate discipline.

Plans reviewed by:
Joel Svoboda, RA
Senior Associate
520-545-7415
joel.svoboda@stantec.com
06/11/2025 Design Review Standard REQUIRES RESUBMIT Pending IID approval - SD-0525-00075
06/27/2025 Fire New Construction Standard REQUIRES RESUBMIT -Resolve all building comments.
-COT/TFD has adopted the IFC 2024. Please make correction on your applicable codes on sheet G1.2
-Indicate the building will have a fire alarm per IFC 907.2.9
-Indicate the building will be tested for emergency radio coverage by PCWIN with report provided to TFD. Testing results will determine the need to install an emergency responder communications enhancement system (ERCES) per IFC 510. Make these notes on the plans.
john.vincent@tucsonaz.gov
5203495581
06/23/2025 Site Engineering Standard REQUIRES RESUBMIT Permit: TC-COM-0525-01018
Location: 701 W CONGRESS ST
Review Date: 6/23/25
Site Engineering Comments:
1. Final Site Engineering approval of permit TC-COM-0525-01018 cannot occur until the development package TD-DEV-0325-00069, is approved
2. A separate floodplain use permit with elevation certificate for the structure proposed will be required
Please start a new FUP at our permit application web page: https://tdc-online.tucsonaz.gov/#/home


If you have any questions or concerns, please contact
Marco Contreras
Marco.contreras@tucsonaz.gov
06/11/2025 Site Zoning Standard REQUIRES RESUBMIT FROM: PDSD Zoning Review Section

PROJECT: TC-COM-0525-01018 - TD-DEV-0325-00069
701 W CONGRESS ST. – C-3
Multifamily(1st Review)

TRANSMITTAL DATE: ‎June 11, 2025

COMMENTS: Resubmit revised drawings along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

This site is located in the C-3 zone (UDC 4.7.22). Multifamily is an approved use in the zone (UDC Table 4.8-4).

1. Zoning has reviewed the building plans for compliance with development package (DP) TD-DEV-0325-00069 and although the plans appear to be in compliance until the following comments are addressed and the DP is approved by all review agencies Zoning cannot approve the building permit.

2. The DP shows building height of 47’ and the Building Data and elevations show 48’, coordinate so that the plans match.

3. The floor area listed under Building Data does not match what is shown on the DP, coordinate so that the plans match.

4. Provide a breakdown for each unit type and the proposed square footage so that Impact Fee requirements can be determined.

The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code.

If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov.
05/20/2025 PDSD Application Completeness Express REVIEW COMPLETED